620 Eden Ln · Gonzalez, FL 32533

$240,000

3 bd · 2.0 ba · 1,302 sqft · SingleFamily public records · 56 Days on market

Built 1979 0.91 ac lot Est $215k · 12% over

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +14.1/30.0
• DSCR +4.3/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home on a large lot . NEW roof, New LVP flooring in Living room and hall, tile in kitchen and bathrooms. Huge family room off of the kitchen. Needs a little paint and TLC to make it your own.

Key facts

• Large yard
• Spacious lot
• Close to local parks

Tags

• SPACIOUS LOT
• LARGE YARD
• EASY ACCESS TO SHOPPING
• ZONED FOR TATE HIGH SCHOOL
• CLOSE TO LOCAL PARKS

Property features AI

Finance

• Other: Paved, county-maintained road access; Property is resale (not new construction); Homestead status; Lot roughly 0.909 acres
• HOA & community: No homeowners association

Exterior

• Parking: Attached 1-car garage; 1 covered parking space (total 1 parking space)
• Utilities: Public water; Public sewer; Copper wiring
• Home design: One-story brick home; Slab foundation
• Construction: Brick construction; Shingle roof; Slab foundation; One level
• Exterior features: Porch; Back yard fenced with chain link

Interior

• Kitchen: Electric water heater
• Bedrooms: Primary bedroom on the first floor; Additional bedrooms on the first floor
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Heat pump
• Interior features: Ceiling fans; Sun room; Kitchen/dining combo
• Laundry & utility: Washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $34 ($414/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (19.0% below list).
• Recommended offer: $194k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.2% in Gonzalez — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#385 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F, health & safety F.
• Escambia (suburban): math 40% / reading 45% proficiency, ranked #56 of 73 in FL (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 513 active listings in the ZIP; solid renter incomes; 1,479 units permitted in Escambia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Escambia County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,439 (19.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $214,830
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 Eden Ln	0.00mi	3/2.0	1,451 (+11%)	1mo	$240,000	$165	80

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-36,762
• Equity at exit: $35,785

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-29,456
• Equity at exit: $20,751

Cash invested: $67,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32533

• Home prices YoY: -14.6%
• Active inventory: 513
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,944 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$143 /mo · $1,716/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $34

Break-even live

Break-even rent $1,901

Max offer price $240,000

Occupancy floor 93%

Sensitivity live

Price	-10% $170	-5% $102	+0% $34	+5% $-33	+10% $-101
Rent	-10% $-119	-5% $-42	+0% $34	+5% $111	+10% $188
Rate	-1.0pp $155	-0.5pp $96	base $34	+0.5pp $-28	+1.0pp $-91

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-29
   historical Contingent
2. 2026-04-01
   listed $240,000 Active
3. 2022-09-26
   soldstatus $210,000
4. 2022-09-16
   soldstatus $210,000 Sold 205-char remark

   Show marketing remark (205 chars)

   Great starter home on a large lot . NEW roof, New LVP flooring in Living room and hall, tile in kitchen and bathrooms. Huge family room off of the kitchen. Needs a little paint and TLC to make it your own.

5. 2022-09-16
   soldstatus $210,000 Sold 205-char remark

   Show marketing remark (205 chars)

   Great starter home on a large lot . NEW roof, New LVP flooring in Living room and hall, tile in kitchen and bathrooms. Huge family room off of the kitchen. Needs a little paint and TLC to make it your own.

6. 2022-08-04
   status Pending 205-char remark

   Show marketing remark (205 chars)

   Great starter home on a large lot . NEW roof, New LVP flooring in Living room and hall, tile in kitchen and bathrooms. Huge family room off of the kitchen. Needs a little paint and TLC to make it your own.

7. 2022-08-04
   status Pending 205-char remark

   Show marketing remark (205 chars)

   Great starter home on a large lot . NEW roof, New LVP flooring in Living room and hall, tile in kitchen and bathrooms. Huge family room off of the kitchen. Needs a little paint and TLC to make it your own.

8. 2022-07-27
   listed $229,000 Active 205-char remark

   Show marketing remark (205 chars)

   Great starter home on a large lot . NEW roof, New LVP flooring in Living room and hall, tile in kitchen and bathrooms. Huge family room off of the kitchen. Needs a little paint and TLC to make it your own.

9. 2022-07-27
   listed $229,000 Active 205-char remark

   Show marketing remark (205 chars)

   Great starter home on a large lot . NEW roof, New LVP flooring in Living room and hall, tile in kitchen and bathrooms. Huge family room off of the kitchen. Needs a little paint and TLC to make it your own.

10. 2018-06-14
    soldstatus $127,500
11. 1986-07-01
    soldstatus $37,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,716 · $143/mo
• Projected year-2 tax: $1,992 · $166/mo
• Expected delta: +$276/yr (+$23/mo · 16.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,333
• − Mortgage interest: −$13,444
• − Property taxes: −$1,716
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,867
• − Management: −$1,867
• − Depreciation: −$6,982
• Taxable loss: −$3,742
• Est. tax savings @ 24.0%: +$898
• After-tax cash flow: $1,312/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Escambia
• NCES district ID: 1200510
• Math proficiency: 40% ▼ -9.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $44,649
• Composite: 36.04/100
• National rank: #4773
• State rank: #56 of 73 in FL

Livability — Gonzalez

• Score: 71/100
• State rank: #385
• US rank: #6813

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment A Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Escambia County · 301,722 people
• Metro: Pensacola-Ferry Pass-Brent, FL
• Population (ZIP): 31,860
• Household income: $86,087
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 389.0

Population outlook (Escambia County) Hauer SSP2

• Today (2025): 334,637 people
• By 2030: 345,779 · +3.3%
• By 2040: 364,828 · +9.0%
• By 2050: 378,514 · +13.1%
• By 2075: 403,220 · +20.5%
• By 2100: 386,125 · +15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 12% Two or more races 8% Hispanic / Latino 4% Asian 3%
• Common ancestry: Italian 2% Serbian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Guatemala, China
• Languages at home: 96% English-only · Spanish 2% Vietnamese 1%

Political lean MEDSL · Escambia

• 2024 margin: R (+19.5) · D 39.7% · R 59.2% · Other 1.1%
• 2008→2024 swing: -0.2pp no change · 2008: -19.3pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+15.1 2016: R+20.6 2012: R+20.6 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.13%
• Current HPI: 259.2605
• Rent YoY: —
• Metro: Pensacola-Ferry Pass-Brent, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+548.6% since first listed

11 events — show timeline

• 2026-04-29 Contingent — PARMLS
• 2026-04-01 Listed $240,000 PARMLS
• 2022-09-26 Sold (Public Records) $210,000 Public Records
• 2022-09-16 Sold (MLS) $210,000 NAMLS
• 2022-09-16 Sold (MLS) $210,000 ECAR
• 2022-08-04 Pending — NAMLS
• 2022-08-04 Pending — ECAR
• 2022-07-27 Listed $229,000 ECAR
• 2022-07-27 Listed $229,000 NAMLS
• 2018-06-14 Sold (Public Records) $127,500 Public Records
• 1986-07-01 Sold (Public Records) $37,000 Public Records

Property tax history

+12.5%/yr

Latest (2025): $1,716 · +14.1% YoY. Source: county tax records.